2548 Peck Rd · South Monrovia Island, CA 91732

$91,500

1 bd · 2.0 ba · 900 sqft · Land public records · 26 Days on market

Built 2025

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful new home, nestled in the all-age, land-leased community of Walnut Grove Mobile Home Park, boasts approximately 399 square feet of comfortable living space. Its open floor plan, accentuated by high ceilings, creates a spacious ambiance. Ascend the stairs to discover a storage loft with a coffered ceiling, adding an additional 87 square feet of usable area. The kitchen is a highlight, showcasing new cabinets adorned with brushed nickel hardware, modern Whirlpool stainless steel appliances, and elegant white quartz countertops. For added convenience, the home is plumbed for a stackable washer and dryer, while luxury vinyl flooring enhances both style and practicality. This remarkable property is truly a must-see, offering a blend of contemporary design, functionality, and charm. First month space rent is FREE.

Key facts

• 2 garage spots
• Built 2025
• Listed 26 days

Property features AI

Finance

• Financial info: Land lease amount approximately $1,050
• HOA & community: Located in Walnut Grove park; Land lease in place

Exterior

• Parking: 2 parking spaces; 2-car garage
• Utilities: Public sewer; District/public water
• Home design: Single-story; Mobile home remains on site; Mobile dimensions approximately 40 ft by 10 ft; Entry on the front
• Construction: Year built per builder source
• Exterior features: No pool; Neighborhood sidewalks

Interior

• Bathrooms: 1 full bathroom
• Interior features: Front entry
• Laundry & utility: Laundry inside the home

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath land listed at $92k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $90k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#521 in CA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A, commute A-; Watch: schools D+, crime D+, amenities F.
• Monrovia Unified (suburban): math 39% / reading 48% proficiency, ranked #182 of 517 in CA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 84 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• This rent runs 38% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $633 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,127 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.63% ✓
• Cap rate: 22.90%
• Cash-on-cash: 59.30%
• DSCR: 3.64
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.0%
• Equity multiple: 3.57×
• Total profit: $65,848
• Equity at exit: $13,643

10-year hold

• IRR: 62.8%
• Equity multiple: 7.30×
• Total profit: $161,322
• Equity at exit: $7,911

Cash invested: $25,620 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 91732

• Active inventory: 84
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,403 high
• Mortgage (P&I): −$480
• Tax est. 1.5%: −$114 /mo · $1,372/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $1,266

Break-even live

Break-even rent $800

Max offer price $91,500

Occupancy floor 42%

Sensitivity live

Price	-10% $1,329	-5% $1,298	+0% $1,266	+5% $1,234	+10% $1,203
Rent	-10% $1,076	-5% $1,171	+0% $1,266	+5% $1,361	+10% $1,456
Rate	-1.0pp $1,312	-0.5pp $1,289	base $1,266	+0.5pp $1,242	+1.0pp $1,218

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $22,875
• Closing costs: $2,745
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 E Atara St Monrovia, CA	1.0	1.0	650	$2,135	$3.28	2d	1	0.52mi
2955 Mayflower Ave Arcadia, CA	1.0–2.0	1.0	650	$1,600	$2.46	15d	2	0.62mi
541 Shrode Ave Duarte, CA	2.0	1.0	1072	$2,650	$2.47	20d	1	0.63mi
2853 Doolittle Ave Arcadia, CA	2.0	1.0	1000	$2,200	$2.20	25d	1	0.69mi
1960 Peck Rd Monrovia, CA	2.0	2.0	1000	$2,550	$2.55	44d	1	0.74mi
1211 S 10th Ave Arcadia, CA	2.0	1.0	784	$2,800	$3.57	44d	1	0.82mi
4064 E Live Oak Ave Arcadia, CA	1.0–2.0	1.0–2.0	949	$2,800	$2.95	18d	10	0.93mi
340 W Duarte Rd Monrovia, CA	2.0	2.0	1008	$2,600	$2.58	19d	2	0.99mi
225 W Duarte Rd Monrovia, CA	2.0	1.0–3.0	1537	$5,248	$3.41	1d	109	1.00mi
425 Danimere Ave Arcadia, CA	2.0	2.0	750	$2,900	$3.87	44d	1	1.01mi
319 W Duarte Rd Monrovia, CA	2.0	3.0	952	$2,700	$2.84	44d	1	1.01mi
319 W Duarte Rd Unit A Monrovia, CA	2.0	2.5	952	$2,600	$2.73	44d	1	1.01mi
521 Live Oak Ave Unit 521B Arcadia, CA	2.0	1.0	834	$2,500	$3.00	2d	1	1.10mi
521 E Live Oak Ave Arcadia, CA	2.0	1.0	834	$2,500	$3.00	3d	1	1.10mi
1625 S Magnolia Ave Monrovia, CA	1.0–3.0	1.0–2.0	1094	$2,512	$2.30	1d	48	1.12mi
711 W Duarte Rd Apt D Monrovia, CA	2.0	2.5	1100	$2,750	$2.50	44d	1	1.19mi
725 W Duarte Rd Unit 13 Monrovia, CA	2.0	1.5	985	$2,383	$2.42	22d	1	1.21mi
731 W Duarte Rd Monrovia, CA	2.0	1.5	985	$2,383	$2.42	22d	1	1.22mi
912 Genoa St Apt A Monrovia, CA	2.0	1.0	858	$1,995	$2.33	44d	1	1.31mi
1314 S 2nd Ave Arcadia, CA	2.0	2.0	804	$3,300	$4.10	25d	1	1.33mi
911 Genoa St Unit A Monrovia, CA	1.0	1.0	735	$2,150	$2.93	25d	1	1.35mi
124 W Cherry Ave Monrovia, CA	2.0	1.0	800	$2,500	$3.12	44d	1	1.35mi
1325 S Alta Vista Ave Unit 1325-I Monrovia, CA	2.0	1.5	1100	$2,350	$2.14	44d	1	1.36mi
1306 S Mayflower Ave Unit A Monrovia, CA	2.0	1.5	1009	$2,700	$2.68	44d	1	1.41mi
1214 S Primrose Ave Monrovia, CA	1.0	1.0	650	$2,300	$3.54	44d	1	1.43mi
1219 S Alta Vista Ave Monrovia, CA	1.0–2.0	1.0–1.5	850	$2,075	$2.44	1d	4	1.45mi

Listing history 20 events

1. 2026-06-18
   days on market $91,500 Active 26 DOM
2. 2026-06-17
   days on market $91,500 Active 25 DOM
3. 2026-06-16
   days on market $91,500 Active 24 DOM
4. 2026-06-15
   days on market $91,500 Active 23 DOM
5. 2026-06-13
   days on market $91,500 Active 21 DOM
6. 2026-06-13
   days on market $91,500 Active 20 DOM
7. 2026-06-09
   days on market $91,500 Active 17 DOM
8. 2026-06-08
   days on market $91,500 Active 16 DOM
9. 2026-06-07
   days on market $91,500 Active 15 DOM
10. 2026-06-04
    days on market $91,500 Active 12 DOM
11. 2026-06-03
    days on market $91,500 Active 11 DOM
12. 2026-06-02
    days on market $91,500 Active 10 DOM
13. 2026-06-01
    days on market $91,500 Active 9 DOM
14. 2026-05-31
    days on market $91,500 Active 8 DOM
15. 2026-05-23
    listed $91,500 Active
16. 2025-02-06
    soldstatus $117,000 Closed Sale 828-char remark

    Show marketing remark (828 chars)

    Beautiful new home, nestled in the all-age, land-leased community of Walnut Grove Mobile Home Park, boasts approximately 399 square feet of comfortable living space. Its open floor plan, accentuated by high ceilings, creates a spacious ambiance. Ascend the stairs to discover a storage loft with a coffered ceiling, adding an additional 87 square feet of usable area. The kitchen is a highlight, showcasing new cabinets adorned with brushed nickel hardware, modern Whirlpool stainless steel appliances, and elegant white quartz countertops. For added convenience, the home is plumbed for a stackable washer and dryer, while luxury vinyl flooring enhances both style and practicality. This remarkable property is truly a must-see, offering a blend of contemporary design, functionality, and charm. First month space rent is FREE.

17. 2025-02-06
    soldstatus $117,000 Closed 828-char remark

    Show marketing remark (828 chars)

    Beautiful new home, nestled in the all-age, land-leased community of Walnut Grove Mobile Home Park, boasts approximately 399 square feet of comfortable living space. Its open floor plan, accentuated by high ceilings, creates a spacious ambiance. Ascend the stairs to discover a storage loft with a coffered ceiling, adding an additional 87 square feet of usable area. The kitchen is a highlight, showcasing new cabinets adorned with brushed nickel hardware, modern Whirlpool stainless steel appliances, and elegant white quartz countertops. For added convenience, the home is plumbed for a stackable washer and dryer, while luxury vinyl flooring enhances both style and practicality. This remarkable property is truly a must-see, offering a blend of contemporary design, functionality, and charm. First month space rent is FREE.

18. 2025-01-14
    listed $119,900 Active 828-char remark

    Show marketing remark (828 chars)

    Beautiful new home, nestled in the all-age, land-leased community of Walnut Grove Mobile Home Park, boasts approximately 399 square feet of comfortable living space. Its open floor plan, accentuated by high ceilings, creates a spacious ambiance. Ascend the stairs to discover a storage loft with a coffered ceiling, adding an additional 87 square feet of usable area. The kitchen is a highlight, showcasing new cabinets adorned with brushed nickel hardware, modern Whirlpool stainless steel appliances, and elegant white quartz countertops. For added convenience, the home is plumbed for a stackable washer and dryer, while luxury vinyl flooring enhances both style and practicality. This remarkable property is truly a must-see, offering a blend of contemporary design, functionality, and charm. First month space rent is FREE.

19. 2025-01-14
    listed $119,900 Active 828-char remark

    Show marketing remark (828 chars)

    Beautiful new home, nestled in the all-age, land-leased community of Walnut Grove Mobile Home Park, boasts approximately 399 square feet of comfortable living space. Its open floor plan, accentuated by high ceilings, creates a spacious ambiance. Ascend the stairs to discover a storage loft with a coffered ceiling, adding an additional 87 square feet of usable area. The kitchen is a highlight, showcasing new cabinets adorned with brushed nickel hardware, modern Whirlpool stainless steel appliances, and elegant white quartz countertops. For added convenience, the home is plumbed for a stackable washer and dryer, while luxury vinyl flooring enhances both style and practicality. This remarkable property is truly a must-see, offering a blend of contemporary design, functionality, and charm. First month space rent is FREE.

20. 2019-12-20
    soldstatus $3,008,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,837
• − Mortgage interest: −$5,125
• − Property taxes: −$1,372
• − Insurance: −$458
• − Repairs & maintenance: −$2,307
• − Management: −$2,307
• − Depreciation: −$2,662
• Taxable income: $14,606
• Est. tax owed @ 24.0%: −$3,505
• After-tax cash flow: $11,688/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Monrovia Unified
• NCES district ID: 0625320
• Math proficiency: 39% ▼ -4.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $69,032
• Composite: 39.18/100
• National rank: #4022
• State rank: #182 of 517 in CA

Livability — South Monrovia Island

• Score: 61/100
• State rank: #521
• US rank: #17543

Category grades

Amenities F Commute A- Cost of living F Crime D+ Employment A+ Housing A Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Monrovia Island, CA
• County: Los Angeles County · 9,444,647 people
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 57,431
• Household income: $75,108
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 2538.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% Asian 29% Two or more races 22% White 3% Native American 2%
• Hispanic origin (detail): Mexican 57%
• Foreign-born: 49% · Canada, China, Vietnam
• Languages at home: 20% English-only · Spanish 54% Chinese 16% Vietnamese 7%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1009.25%
• Current HPI: 413.0584
• Rent YoY: —
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

-97.0% since first listed

6 events — show timeline

• 2026-05-23 Listed $91,500 CRMLS
• 2025-02-06 Sold (MLS) $117,000 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-02-06 Sold (MLS) $117,000 CRMLS
• 2025-01-14 Listed $119,900 bridgeMLS, Bay East AOR, or Contra Costa AOR
• 2025-01-14 Listed $119,900 CRMLS
• 2019-12-20 Sold (Public Records) $3,008,000 Public Records

Property tax history

+16.8%/yr

Latest (2025): $50,282 · +3.9% YoY. Source: county tax records.